As torrential rains continue to batter the Nairobi metropolitan area and surrounding areas, the capital's real estate landscape faces a clear divide, with some areas submerged by floodwaters and others remaining unscathed.
The floods not only exposed the vulnerability of certain areas, but also revealed the difference in rent prices between flooded and non-flooded areas.
Housing experts have long advocated for prospective tenants and buyers to inspect properties during the rainy season to assess their resistance to flooding. The heavy rains that have continued since March provided the perfect opportunity to conduct such an evaluation.
This analysis takes a closer look at flooded areas in Nairobi County and compares their rents to those in drier areas.
Ideally, rent should not exceed 30% of household income, according to United Nations guidelines. With an average monthly income of 60,000 lice, Nairobi residents should be able to secure decent accommodation. However, the disparity in rent prices between income groups is significant, with low-income households typically confined to flood-prone areas, with rents ranging from Kk8,000 to Kk30,000.
The 2017 Economic Survey delineates income groups, with low-income households earning less than Ksh 23,670, middle-income households earning between Ksh 23,671 and Ksh 119,999, and high-income households above Ksh 120,000. In wealthy areas like Lunda, rent for a typical four-bedroom villa can be as high as Kshs 200,000 to Ks 300,000, while lower-income areas like Kasarani suffer from flooding and relatively low rents. Masu.
A significant number of popular areas in Nairobi County are facing the devastating effects of flooding, significantly impacting rents and livelihoods of residents. Housing estates like Loisambu, Kahawa Sukali, Imara Daima and Bulbul, once popular for their convenience and comfort, are now facing the difficult challenge of waterlogging.
A flooded section of the Thika Superhighway at Kenyatta University Underpass in Kahawa Sukri.
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courtesy
In Kasarani sub-county alone, areas such as Gachieko, Giituamba and Budalangi in Clay City are under water, with rents ranging from Sh8,000 to Sh20,000.
Similarly, the situation is dire in Makadara, with areas such as Cereal Board Village, Gakuyo area near the Ngong River, and Jamaica bearing the brunt of flooding, affecting rents and displacing residents.
Nairobi County authorities report that an astonishing 34 areas across nine sub-counties are affected by the ongoing flooding, with slums being the hardest hit. Sub-counties such as Westlands, Embakasi South and Kibla have experienced extensive flooding, exacerbating the plight of residents already facing socio-economic challenges.
In certain housing estates, such as NHC Nairobi West Estate, repeated breaches of the Mtui-ini-Gon river embankment have caused massive flooding downstream, affecting Nairobi West and surrounding areas.
Imara Daima residents are faced with the harrowing sight of raw sewage flowing into their homes, and in some cases have taken drastic measures, including using buckets to flush the sewage away.
The South C area is called the “South Sea'' because of the submerged cars and houses, and there are even reports of a school bus almost dying when it was swept away by the floodwaters.
Along Thika Road near Clay Works, swollen rivers flooded sections of the road, causing major disruption for motorists and commuters.
Despite its charm, the Nyayo high-rise residential area in Mbagashi remains prone to flooding due to its proximity to the river, with several houses submerged after heavy rains caused riverbanks to burst.
Similarly, in Kileleshwa, residents of this upscale residential area have faced repeated flooding, with some resorting to unconventional methods such as rowing boats from their flooded homes.
Even wealthy areas like Lunda, known for its luxury villas with rents ranging from 200,000 to 300,000 shillings, have not been spared from the floods.
On April 24, the Kenya Red Cross said, “Heavy rains occurred overnight in many areas of Nairobi, including Mukuru, Matale, Huruma, Luaraka, Baba Dogo, Bosnia, Umoja 3, Choka, Njiru, Ruai, Utawala, and Githurai. , Kahawa, Eastern Bypass, Kinu, Kijabe, Limuru, Ruiru, Graceland, Joska, Kasuwito, Kicheko, Mangili, Kenyatta Road, Juja, Kitengela, Magadi.”
Shokimau, Lunda and Athi River within the Nairobi Metropolitan Area (NMA) are among the affected areas and are grappling with infrastructure damage and evacuations.
The closure of major roads such as Thika Superhighway and Enterprise Road is worsening congestion and hampering economic activity, demonstrating the urgent need for resilient infrastructure and urban planning.
Most properties in Spring Valley, Langata, Upper Hill, Makadara, Imara Diama and Westlands were unaffected by flooding.
Areas along Waiyaki Way include Kinu, Kikuyu, Westlands, Mountain View and Kabete. Jamhuri, Komarock, Woodley, Kitsulu and Lolesho were all unaffected.
Other areas such as Ongata Rongai and Gong outside Nairobi were not affected.
Nyayo Estate was flooded in April 2024.
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courtesy
